Rustico con terreno
Nella splendida conca dell'Alpago, circondato dalle meravigliose montagne e con una panorama mozzafiato su tutta la vallata e fino al lago di Santa Croce, vproponiamo in ESCLUSIVA un bel rustico con circa 1,6 ettari di terreno. Posizionato in zona pianeggiante e rivolto a sud ovest, sempre in pieno sole e con ampio…
What it really costs
See what needs doing and what each job costs
A 'rustico' (rustic farmhouse) in the Alpago basin with 1.6 hectares of land, priced at 925 EUR/m2 vs a baseline median of 326 EUR/m2. The nominal 2.8x premium over baseline looks steep, but the baseline is a raw mixed regional figure and largely reflects raw land/agricultural stock, so it's a weak comparator for a building with a panoramic lake view. Key concern: the property is almost certainly not habitable as-is. 0 beds/0 baths, no condition, no building year, and no energy class are listed, and a 'rustico' typically requires full renovation (structural, systems, everything) — budget ~1000-1400 EUR/m2. That said, 74k for 80 m2 plus 16,000 m2 of land, a water source, and a secondary outbuilding in a scenic, sunny, road-accessible location is genuinely reasonable for the region. The land value alone offsets much of the price. Fresh listing (5 days). Net: a fair buy for someone prepared to fully renovate, not a turnkey home; verify cadastral status and whether the rustico can be converted to residential use before committing.
More on the house and the area
Stone Alpine rustico in the Alpago basin near Lake Santa Croce with genuine mountain panorama and 1.6 hectares of land plus a small outbuilding. The setting delivers real wow: dramatic Dolomite peaks, south-west sun exposure, and sweeping valley views. However, the building is a shell needing total restoration (interiors show dirt floors, old timber, no finishes). Charm and land/view carry it, but the derelict condition and 74k price for an unrenovated ruin temper the appeal.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Complete ruin requiring full restoration - dirt floors, exposed beams, no utilities visible
- No bathrooms, bedrooms, energy class or condition data
- Power lines cross several views
- Interior is raw stone shell in derelict state
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 76/100The cluster sits in the Cansiglio area on the south-eastern edge of the Belluno Prealps, with forested mountains immediately around it and the Alpago basin below. The Cansiglio Forest and the Cansiglio regional park area are within the local landscape. Lake Santa Croce lies below Tambre, about 10 km away. The nearest ski area is Nevegal above Belluno, roughly a 40-minute drive, with larger Dolomite resorts much farther and not part of the immediate setting. Belluno is the nearest provincial town of size, with full services and a historic centre, about half an hour away. The area is known for woodland, summer walking, and the Cansiglio plateau.